Let’s Cut Los Angeles Down to Size

Los Angeles is facing its worst growth crisis in history. Mindless development is strangling our streets and highways. High-intensity commercial building in inappropriate places is turning what have been quiet and stable residential neighborhoods into veritable parking lots. Our freeways, which used to have morning and evening peak traffic periods, now choke on daylong rush hours. Something must be done before it’s too late.

That is why we have proposed the Initiative for Reasonable Limits on Commercial Building and Traffic Growth. This measure, if approved by voters, would cut building rights in half on most commercial properties in Los Angeles. For example, our laws now permit a building of 100,000 square feet; the initiative would permit structures of only 50,000 square feet.

Our proposal would limit major commercial development to three regional centers of the city--Downtown, Hollywood and the Wilshire corridor--designed to handle it. Development potential along commercial streets that border residential neighborhoods outside those centers would be halved. Thoroughfares like Pico, Ventura and Van Nuys boulevards would be favorably protected to preserve community-oriented commercial businesses.

If enacted promptly, the initiative will significantly slow the rate at which our traffic has been growing, and will help protect our quality of life.

Reducing the size and bulk of commercial buildings would undoubtedly improve the aesthetics and quality of urban design. Because it is in his economic interests to do so, a builder who is permitted to construct a bigger building on a piece of land will do so without regard to the way it looks or affects the viewscape. But if the same builder is restricted to a structure half that maximum on the same piece of land, he is more likely to consider choosing a quality design, landscaping and setbacks to enhance the value of his property and the quality of life for his neighbors.

The Reasonable Limits Initiative comes at a most appropriate time. The economics of commercial real estate are now such that developers are building the maximum allowed under a zoning code that clearly is not adequately protecting our communities. Small stores that once served our neighborhood needs are giving way to shopping centers and mini-malls. High-rises are going up where lumberyards used to be. Sprawling and bulky office buildings are popping up next to residential neighborhoods. And all this construction is adding to our traffic woes at a time when Metro Rail, the key to relieving congestion in the Wilshire corridor, is in real trouble.

It’s time to face the fact that commercial building allowances in Los Angeles are far too generous. What Los Angeles needs is quality, not quantity, development. The Reasonable Limits Initiative would foster just that.

We have chosen to submit our proposal directly to the people for several reasons:

First, it is the most direct approach. If the initiative is approved by the voters, it will take effect immediately. Our legislative process is so cumbersome and time-consuming that years would pass before a similar measure could gain City Council approval. We are faced with a crisis and cannot wait.

Our initiative would be fair. Every similarly situated commercial property owner would be treated in exactly the same way. There would be no exceptions, no compromises and none of the backroom deals that necessarily characterize the legislative process.

Finally, the public deserves an opportunity to express itself on one of the most-talked-about issues in our town these days--traffic. There is pent-up frustration and anger at the city’s seeming inability to deal with traffic and land-use issues. The Reasonable Limits Initiative will foster a constructive public debate about the fundamental issue of just what kind of a city we citizens really want. The debate and referendum will tell us a great deal.

Our measure is not a “no-growth” measure. Under current zoning regulations more than 3 billion square feet can be developed. Under the new regulations more than 1 1/2 billion square feet of commercial development would still be permitted. A city must be allowed to grow for its economic well-being, but it must do so within reasonable limits.

We believe that Los Angeles can have a sound economy without gridlock at every corner. It can be a center for the arts without a parking shortage. It can have theaters, universities and night life without destroying its residential neighborhoods and the commercial enterprises that service them. In short, Los Angeles should allow growth, but only the growth that it can handle.